4-9-090 HOME OCCUPATIONS:
A. DEFINITION:
Any commercial use conducted entirely within a dwelling or accessory building and carried on by persons residing in that dwelling unit, but which is clearly incidental and secondary to the use of the dwelling as a residence. (Ord. 4665, 5-19-1997; Ord. 5356, 2-25-2008; Ord. 5676, 12-3-2012)
B. PURPOSE:
The City recognizes the need for some citizens to use their place of residence for limited nonresidential activities. It is the intent of this Section to preserve the character of residential neighborhoods and guarantee all residents freedom from excessive noise, excessive traffic, nuisance, fire hazard and other possible adverse effects of home occupations and to establish qualification standards for home occupations. (Ord. 4493, 1-23-1995)
C. APPLICABILITY:
A home occupation business in a lawfully established dwelling unit or accessory building may be permitted under the provisions of this Section. “Garage Sale,” as defined in RMC 4-11-070, shall not be considered as an allowable home occupation.
1. Exemptions: The provisions of this Section do not apply to adult or child day care businesses. Applicable regulations for day care are found in the WAC or within the State Department of Social and Health Services standards. Accessory home agriculture sales are also exempt from the provisions of this Section. (Ord. 4404, 6-7-1993; Ord. 5640, 12-12-2011)
D. PROHIBITED OCCUPATIONS:
The occupations listed below are prohibited since they change the residential character of the structure and shall not be considered incidental and secondary to the use of the residence for dwelling purposes:
1. Kennels and other boarding for pets, including pet daycare.
2. Automobile and associated mechanical repairs.
3. Businesses which dispense regulated substances.
4. Retail Sales: No retail sales shall be allowed, except for sales of products made on the premises or online-only sales. (Ord. 4493, 1-23-1995; Ord. 5676, 12-3-2012)
E. CITY BUSINESS LICENSE REQUIRED:
A business license must be obtained from the Finance Department pursuant to chapter 5-5 RMC. (Ord. 5547, 8-9-2010; Ord. 5654, 2-13-2012)
F. HOME OCCUPATION – GENERAL REQUIREMENTS:
1. Primary Residence: The property on which the business is located must be the primary residence of the business owner.
2. Business License Application: Submission of a complete business license application to the Finance Department is required. The Finance Department shall refer the application to the Community and Economic Development Administrator for review of the proposed home occupation and verification of compliance with this Code Section.
3. Compliance: The business owner shall comply with all conditions placed on the home occupation by the Administrator to satisfy the general purpose of this Section. In addition to the provisions set forth herein, the Administrator may, in approving, conditioning or denying the application, consider the cumulative impacts of the proposed home occupation in relation to other City-approved home occupations in the immediate vicinity.
4. Standards for Home Occupations: A home occupation may be conducted if in compliance with the following standards. A home occupation which does not meet all of the following standards shall require review and approval of a Special Home Occupation Permit pursuant to subsection G of this Section.
a. Customer Visits: Customer visits shall comply with the standards specified below. For the purposes of this Section, a “customer” includes any person coming to receive service or pick up goods.
i. Limitation of Use: No more than one home occupation may be operated within a dwelling unit with customer visits.
ii. Maximum Number of Customers: There shall not be more than eight (8) customer visits per day.
iii. Appointments Required: Customer visits shall be by appointment only. There shall be no more than one customer on the premises at any one time.
iv. Customer Hours: Customer visits to a home occupation shall be between the hours of eight o'clock (8:00) a.m. and eight thirty o'clock (8:30) p.m.
b. Parking: There shall be no expansion of parking or paving in a manner that creates or increases nonconformity with the applicable code requirements provided in RMC 4-4-080, Parking, Loading, and Driveway Regulations. Parking for home occupations shall comply with the standards specified below.
i. On-Site Parking Required: All nonresident employee parking or customer parking associated with the home occupation shall be off-street and located on the same parcel occupied by the home occupation business.
ii. Residential Parking Displacement: The home occupation shall not displace or impede the use of required parking spaces for primary or accessory dwelling units.
iii. Customer Parking: If the home occupation includes customer visits, the subject site shall be brought into conformance with RMC 4-4-080, Parking, Loading, and Driveway Regulations, prior to business license issuance.
iv. Maximum Home Occupation Parking: In addition to parking required for the residents, there shall be no more than two (2) vehicles parked on-site as a result of the business at any one time.
c. Employees and Independent Contractors: There shall be no more than one other business participant visiting the property per day. “Other business participants” shall include, but not be limited to, nonfamily employees and independent contractors.
d. Deliveries: There shall be no pickups or deliveries by commercial vehicles over twenty six thousand (26,000) pounds gross vehicle weight rating (GVWR) as defined in RCW 46.25.010.
e. Mechanical/Electrical Equipment: There shall be no use of mechanical or electrical equipment that would change the structure or create visible or audible interference in radio or television receivers or cause fluctuations in line voltage outside the dwelling unit.
f. Environmental Impacts: There shall be no noise, vibration, smoke, gas, dust, odor, heat or glare produced by the business which would exceed that normally associated with a dwelling.
g. Space: The business shall not occupy more than twenty five percent (25%) of the floor space of the gross floor area of the residence, and in no event, more than five hundred (500) square feet.
h. On-Site Storage: The outdoor storage or display of materials, goods, products or equipment related to the home occupation is prohibited, except for domestic animals or household pets kept as an accessory use and utilized as a component of the home occupation. Indoor storage shall be limited to the space limitations specified in subsection F4g of this Section. Off-site storage within a commercial storage facility is excluded from this provision.
i. Flammable Liquids: A permit must be obtained for storage, handling or use of Class I flammable or combustible liquids on the premises.
j. Fire Extinguisher: A minimum rated 2-A 10 BC fire extinguisher is required on the premises.
k. City Codes: The home occupation must meet all City codes and ordinances for the type(s) of business being conducted.
l. Building Alterations: There shall be no alteration to the interior or exterior of the dwelling or accessory structure that changes its residential character. Any alterations to the building shall be conducted pursuant to the issuance of a permit from the Department.
m. Accessory Buildings: Existing detached garages may be used for home occupations; provided, that the property still complies with the parking requirements of the zone. Other accessory buildings shall not be used for any activities associated with the business other than storage. Such storage shall be completely enclosed and not be visible from outside the accessory building. Accessory buildings providing shelter for domestic animals or household pets that are a component of the home occupation are allowed. Accessory buildings used to house or support the home occupation shall not exceed one thousand (1,000) square feet, or the size of the primary residence, whichever is less.
n. Signage: There shall be no exterior or window signage, display, or advertising except for one nonelectric and nonilluminated sign attached flush to the wall of the building with the face of the sign in a plane parallel to the plane of the wall. The allowed building sign may not be larger than two (2) square feet in area. The sign material and appearance must be harmonious with the architecture of the home. Pursuant to RMC 4-4-100B6s, a permit is not required for the allowed building sign. (Ord. 5984, 10-16-2020)
5. Inspection: The Administrator or designee may inspect the property prior to approval or renewal of the business license to determine if:
a. The information in the application is accurate; and
b. The property can accommodate a home occupation of the type described in the application without changing the residential character of the property; and
c. Any domestic animals or household pets kept as a component of the home occupation are maintained in a humane and appropriate manner and in accordance with applicable laws and regulations.
6. Decision: If the Community and Economic Development Administrator approves the home occupation section of the business license application, the Finance Department may issue the license; provided, that all other requirements have been met.
G. SPECIAL HOME OCCUPATION:
1. Applicability: A special home occupation permit is required if the proposed home occupation will not meet all of the standards specified in subsection F4 of this Section.
2. Authority and Responsibility: The Administrator shall have the authority to approve, approve with conditions, or deny proposals based upon the provisions of this Section when no other permit or approval requires Hearing Examiner review.
3. Information Required: A special home occupation permit application shall contain the information requested in RMC 4-8-120, Submittal Requirements – Specific to Application Type.
4. Submittal: An application for a special home occupation permit shall be submitted to the Department together with any necessary fees as specified in the City of Renton Fee Schedule.
5. Provision of Information: The responsibility of producing information and data to establish that the proposed home occupation complies with the standards set forth in this Section shall be on the applicant.
6. Evaluation Criteria: The Administrator may approve the issuance of a special home occupation permit; provided, that such home occupation:
a. Will not harm the character of the surrounding neighborhood; and
b. Will not create a condition which injures or endangers the comfort, repose, health, or safety of persons on abutting properties or streets; and
c. Will not generate excessive traffic or necessitate excessive parking; and
d. Will locate and screen any required or proposed site improvement in a manner that minimizes its view from surrounding properties or adjacent streets; and
e. Will not include outdoor storage and/or operation of building materials, machinery, commercial vehicles, or tools, except if it meets the following criteria:
i. Is appropriately screened from other properties;
ii. Does not emit noise, odor, or heat; and
iii. Does not create glare.
7. Conditions of Approval: The Administrator may establish conditions as may be deemed necessary to ensure land use compatibility and to minimize potential impacts on nearby uses. These include, but are not limited to, time and frequency of operation, additional setbacks for new structures, fencing, screening, soundproofing, site improvements or any other appropriate measures necessary to ensure compatibility with the surrounding neighborhood.
8. Expiration of Special Home Occupation Permit Approval:
a. The special home occupation permit, unless otherwise specified in writing, shall become null and void in the event that the applicant or owner of the subject property has failed to obtain a business license for the proposed home occupation within a period of one year after permit issuance.
b. An extension may be granted by the Administrator for a period of one year upon application by the property owner or applicant. Application for such an extension must be made at least thirty (30) days in advance of the expiration of the original permit and shall include a statement of justification for the extension.
c. Once a business license is issued, a special home occupation permit will remain valid until the business license expires or the business license is revoked.
d. A special home occupation permit is issued for the purpose(s) under which the application was submitted only, and does not transfer to another home occupation at the same location.
9. Appeals: Appeal of the decision to grant, grant with conditions, or deny a special home occupation permit shall be made consistent with RMC 4-8-110, Appeals.
H. VIOLATIONS AND PENALTIES:
1. Penalties: Penalties for any violation of any of the provisions of this Section shall be in accordance with chapter 1-10 RMC, Code Enforcement. Prosecution of any violation(s) of this Section shall be in accordance with RMC 1-10-7, Failure to Comply, and any other applicable terms of the Renton Municipal Code.
2. Revocation of Special Home Occupation Permit: If, after conducting an investigation, the Administrator finds that the home occupation is in violation of the provisions of this Section and/or the terms and conditions subject thereto, he or she may revoke the special home occupation permit.
3. Revocation of Business License: Upon findings of violation, the Community and Economic Development Administrator shall refer the findings to the Finance Administrator who may revoke the home occupation business license pursuant to RMC 5-5-3E, Penalties.
4. Special Home Occupation Permit – Waiting Period Following Revocation: For a period of one year after the date of revocation, permits for a proposed home occupation shall not be issued to applicants who have previously had such permit revoked. In addition, the applicant must meet the requirements of this Section for any new or renewed permit application. (Ord. 6126, 12-11-2023)